213 N Elm St N · Rome, GA 30165

$155,000

2 bd · 1.0 ba · 1,430 sqft · SingleFamily public records · 137 Days on market

Built 1950 10,018 sqft lot $108/sqft · 12% below area Est $176k · 12% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.7/30.0
• ARV discount +12.8/15.0
• DSCR +5.9/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This delightful 2-bedroom, 1 full bath cottage sits on a level corner lot and offers timeless character with everyday comfort. Vinyl siding keeps maintenance easy, while beautiful hardwood floors that flow throughout the home. Inside, you'll find a generously sized living room that opens to a separate dining room and kitchen, creating a spacious and welcoming layout for both daily living and entertaining. The fenced-in front yard adds curb appeal and functionality - ideal for pets, play, or relaxing outdoors. A sweet cottage with great space, classic details, and a convenient setting.

Key facts

• Fenced-in front yard
• Vinyl siding
• Corner lot

Tags

• CORNER LOT
• VINYL SIDING
• HARDWOOD FLOORS
• FENCED-IN FRONT YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (7.3% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.3% in Rome — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#266 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Rome City (urban): math 27% / reading 29% proficiency, ranked #112 of 174 in GA (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.7%/yr); 369 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 355 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Floyd County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $72k; list at $155k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 9.0

CMA / ARV

• ARV (median comp): $175,686
• List price: $155,000
• Delta: -11.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Homestead Cir NW	0.22mi	3/2.0 (+1)	1,314 (-8%)	6mo	$219,900	$167	62
16 Cherry St SW	0.41mi	3/1.0 (+1)	1,312 (-8%)	9mo	$120,000	$91	55
103 Piedmont Ave NW	0.30mi	3/2.0 (+1)	1,308 (-8%)	15mo	$175,000	$134	50
30 Conn St SW	0.64mi	3/1.0 (+1)	1,412 (-1%)	18mo	$115,500	$82	48
26 Jefferson Dr	0.73mi	3/2.0 (+1)	1,357 (-5%)	1mo	$240,000	$177	48
8 Rosewood Rd SW	0.74mi	2/1.0	1,305 (-9%)	9mo	$230,000	$176	44
7 S Sycamore St SW	0.28mi	3/2.0 (+1)	1,272 (-11%)	20mo	$150,000	$118	43
4 Battey Dr NW	0.59mi	3/1.0 (+1)	1,235 (-14%)	4mo	$87,900	$71	41
208 Cherry St SW	0.57mi	3/2.0 (+1)	1,296 (-9%)	9mo	$167,500	$129	41
720 Charlton St NW	0.72mi	3/2.0 (+1)	1,319 (-8%)	5mo	$240,000	$182	40
721 Charlton St	0.68mi	3/2.0 (+1)	1,512 (+6%)	23mo	$195,000	$129	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.71% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-17,249
• Equity at exit: $23,111

10-year hold

• IRR: -3.7%
• Equity multiple: 0.77×
• Total profit: $-9,971
• Equity at exit: $13,402

Cash invested: $43,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30165

• Home prices YoY: -24.6%
• Rents YoY: 1.7%
• Active inventory: 369
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$813
• Tax from tax record: −$104 /mo · $1,253/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $153

Break-even live

Break-even rent $1,243

Max offer price $155,000

Occupancy floor 84%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 S Elm St SW Rome, GA	2.0	1.0	1184	$1,100	$0.93	43d	1	0.36mi
37 Walton Creek Dr SW Rome, GA	3.0	2.0	1768	$2,000	$1.13	43d	1	1.09mi
313 Timothy Ave Rome, GA	3.0	2.5	1600	$1,900	$1.19	43d	1	1.17mi
100 Oakwood St NW Unit Na Rome, GA	3.0	2.0	1700	$2,150	$1.26	43d	1	1.30mi
1005 N 2nd Ave NW #26 Rome, GA	3.0	2.5	1418	$1,700	$1.20	43d	1	1.42mi
46 Widgeon Way Rome, GA	3.0	2.0	1208	$1,295	$1.07	43d	1	1.43mi

Listing history 22 events

1. 2026-06-19
   days on market $155,000 Active 137 DOM
2. 2026-06-18
   days on market $155,000 Active 136 DOM
3. 2026-06-17
   days on market $155,000 Active 135 DOM
4. 2026-06-16
   days on market $155,000 Active 134 DOM
5. 2026-06-15
   days on market $155,000 Active 133 DOM
6. 2026-06-14
   days on market $155,000 Active 131 DOM
7. 2026-06-13
   days on market $155,000 Active 130 DOM
8. 2026-06-10
   days on market $155,000 Active 128 DOM
9. 2026-06-09
   days on market $155,000 Active 127 DOM
10. 2026-06-08
    days on market $155,000 Active 126 DOM
11. 2026-06-07
    days on market $155,000 Active 125 DOM
12. 2026-06-05
    days on market $155,000 Active 122 DOM
13. 2026-06-03
    days on market $155,000 Active 121 DOM
14. 2026-06-02
    days on market $155,000 Active 120 DOM
15. 2026-06-01
    days on market $155,000 Active 119 DOM
16. 2026-05-31
    days on market $155,000 Active 118 DOM
17. 2026-05-30
    days on market $155,000 Active 117 DOM
18. 2026-01-27
    listed $155,000 New 595-char remark

    Show marketing remark (595 chars)

    This delightful 2-bedroom, 1 full bath cottage sits on a level corner lot and offers timeless character with everyday comfort. Vinyl siding keeps maintenance easy, while beautiful hardwood floors that flow throughout the home. Inside, you'll find a generously sized living room that opens to a separate dining room and kitchen, creating a spacious and welcoming layout for both daily living and entertaining. The fenced-in front yard adds curb appeal and functionality - ideal for pets, play, or relaxing outdoors. A sweet cottage with great space, classic details, and a convenient setting.

19. 2026-01-27
    listed $155,000 Active 595-char remark

    Show marketing remark (595 chars)

    This delightful 2-bedroom, 1 full bath cottage sits on a level corner lot and offers timeless character with everyday comfort. Vinyl siding keeps maintenance easy, while beautiful hardwood floors that flow throughout the home. Inside, you'll find a generously sized living room that opens to a separate dining room and kitchen, creating a spacious and welcoming layout for both daily living and entertaining. The fenced-in front yard adds curb appeal and functionality - ideal for pets, play, or relaxing outdoors. A sweet cottage with great space, classic details, and a convenient setting.

20. 2008-02-19
    soldstatus $72,500
21. 1988-03-04
    soldstatus $28,000
22. 1976-09-01
    soldstatus $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $1,253 · $104/mo
• Projected year-2 tax: $1,426 · $119/mo
• Expected delta: +$173/yr (+$14/mo · 13.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,237
• − Mortgage interest: −$8,682
• − Property taxes: −$1,253
• − Insurance: −$775
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$4,509
• Taxable loss: −$740
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $2,013/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Rome City
• NCES district ID: 1304440
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $34,889
• Composite: 23.1/100
• National rank: #7963
• State rank: #112 of 174 in GA

Livability — Rome

• Score: 64/100
• State rank: #266
• US rank: #14459

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rome, GA
• County: Floyd County · 77,706 people
• City population: 77,706
• Metro: Rome, GA
• Population (ZIP): 43,001
• Household income: $68,089
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 1311.0

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 96,321 people
• By 2030: 95,532 · -0.8%
• By 2040: 93,332 · -3.1%
• By 2050: 90,850 · -5.7%
• By 2075: 84,989 · -11.8%
• By 2100: 76,097 · -21.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Hispanic / Latino 21% Black 12% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 82% English-only · Spanish 16% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Floyd

• 2024 margin: Solid R (+42.0) · D 28.8% · R 70.7%
• 2008→2024 swing: -5.6pp toward R · 2008: -36.4pp · 2024: -42.0pp
• All cycles: 2024: R+42.0 2020: R+41.1 2016: R+43.5 2012: R+39.9 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.79%
• Current HPI: 254.3732
• Rent YoY: ▲ 1.71%
• Metro: Rome, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+933.3% since first listed

5 events — show timeline

• 2026-01-27 Listed $155,000 FMLS
• 2026-01-27 Listed $155,000 GAMLS
• 2008-02-19 Sold (Public Records) $72,500 Public Records
• 1988-03-04 Sold (Public Records) $28,000 Public Records
• 1976-09-01 Sold (Public Records) $15,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,253 · +0.6% YoY. Source: county tax records.